38 Donwoods Drive

Nestled in prestigious and community focused Lytton Park, this home sits on a rare wide 35-ft frontage with 3-car interlock private drive, emerald cedar lined on both lot sides - one of the property's standout features. Positioned on the quiet and sunny south side of Chudleigh, the home enjoys an abundance of natural light throughout the day. Located in an ideal and unbeatably convenient location, just steps to Yonge & Lawrence subway station and close to many highly desirable top-rated public and private English and Bilingual schools. The home features an updated modern kitchen with Carrera marble, real hardwood flooring, ample storage, a rear kitchen/sunroom addition. The property has a large walk out full length deck, three storage/garden sheds, and a 4th electrified rear he/she shed. The fully renovated lower level provides impressive ceiling/window height, boasts a large bathroom with an elegant soaker spa tub for two. The additional lower level living family room space/4th bedroom, has umpteen double sized mirrored closets. A separate side entrance offers rental income/family/nanny options. The upstairs hosts 3 bedrooms, and a full bath. An ideal entertaining home, family home, and investment property. A rare opportunity to own a centrally and most conveniently located oasis home, within minutes of grocery, restaurants, banking, and retail along the Yonge/Lawrence/Avenue Road corridor.

Muskoka-like, breathtaking 100 x 400 ft south-facing ravine lot backing onto Doris McCarthy Trail. Surrounded by multi-million-dollar estates on prestigious Millionaires' Row. Renovate the existing ranch bungalow (as is) or build your dream iconic home in this serene, spectacular setting. Rare opportunity-lots like this are getting harder to find!

Prestigious Location, close to Edward Garden, Good schools, Quiet Crescent, Good Lot size, Finished Basement with Rec Room, Great Potential, Tenant said that he is co-operating and willing to vacate the property with a 60 days notice. Purchaser to verify all measurement since they are rough estimate only. Buy it "As is" condition. House is bright. DO NOT disturb tenant, showing with confirmed appt. ONLY, co-operating tenant. Disclosure is needed , Seller is a Relative of the Listing Agent.

Perfectly situated on one of the best and most highly sought-after streets in South Leaside, this home is just steps to all the shops and amenities on Bayview Avenue and nestled within a tight-knit community of amazing neighbours.While maintaining the traditional Leaside charm, the house has been thoughtfully updated preserving elements of its original character while modernizing for today's family. The large front foyer leads into an expansive hallway with a large front hall closet that spans six feet of closet space within. The floor plan is unique to this home, offering a spacious and separate living room with a wood-burning fireplace, a custom mantle and built-in shelves, and a flexible layout. It serves as a perfect retreat for entertaining or relaxing with family. The dining room features hardwood floors and flows seamlessly into the kitchen, with a walkout to the oversized sunroom. The west-facing sunroom offers an abundance of natural light with its wall-to-wall windows and walkout to the deck and private backyard.The primary bedroom provides ample space with broadloom, multiple windows, a walk-in closet, and an additional double closet. Two other well-appointed bedrooms overlook the rear gardens. Additional unfinished attic space with upward to 10 feet ceiling height allows ample opportunity to add extra living space or to simply use as storage. An updated spacious four-piece bathroom with marble countertops and a bathtub/shower combination completes the upper level.The lower level has been thoughtfully renovated with a modern and spacious recreation room with an open concept floor plan featuring broadloom, pot lights, a renovated three-piece bathroom with marble countertops and a floating vessel sink, and a generous laundry room with built-in cabinetry, a deep laundry sink, and front-loading washer and dryer. Enjoy the convenient mudroom with built-in cubbies with bench seating and additional storage space. Private and quiet backyard.

A Tree-Line Quiet Cul-De-Sac Residence In The Exclusive Denlow Neighbourhood, Known For Its Lush Environment And Top-Rated Schools. Immaculately Maintained With Idyllic Side-Split Layout. Truly A Rare Opportunity With Three Exceptional Paths: Move Right In; Re-Imagine And Customize To Your Own Lifestyle; Or Begin With A Blank Canvas And Build Your Dream Home Up To 5,100 Sf (As Of Right As Per SG&M Architects, Or Apply To The Committee Of Adjustments For More) Within This Breathtaking Verdant Landscape. The Current Residence Boasts A Library, Open-Concept Living Room And Dining Room With Walkout To The Tranquil Rear Gardens, Gourmet Kitchen With Separate Side Entrance, And Sprawling Rec Room To Complete The Lower Level. Custom Transom Windows Provide For Sun-Drenched Interiors, Enhanced By Well-Architected Layouts And Customized Built-Ins Throughout. The Exterior Features 2-Car Private Drive, Fully Fenced Rear Garden With Terrace Surrounded By Lush Greenery And Mature Trees. This Highly Sought-After Location Is Just Steps From Edwards Gardens, Banbury Park & Recreation, & Quick Drive To Granite Club, Top-Rated Golf Courses, Private Schools, Shops, And Eateries

Welcome to this professionally-updated & move-in ready home, in the heart of Lawrence Park North, one of Toronto's most walkable and coveted communities! Located on a quiet, tree-lined street, this beautiful home is conveniently located just a short walking distance to John Wanless Public School & Lawrence Park Collegiate Institute, and a 5-minute walk to Lawrence Subway Station. Enjoy the family-friendly atmosphere, and live comfortably with easy access to bountiful amenities, Yonge St, cafes, fine dining, shopping, and more! Enter this gorgeous property through the solid Mahogany front door, to the extensively redesigned interior - with a reimagined wall layout that creates an immaculate open-concept living experience. On the main floor, the elegant living room welcomes you in, with a cozy fireplace and bright light flowing through the large bay window. The refined chef's kitchen offers top-of-the-line Miele & Wolf appliances, a centre island, stunning cabinetry with linen-feel interiors, built-in speakers for a seamless audio experience, and a walk-out to the backyard deck. Head upstairs on the custom-designed, LED-lit staircase, featuring a sleek glass railing. Discover three bedrooms on the second floor, one with a private office - offering picturesque views and an abundance of natural light - creating the perfect work-from-home environment. The completely remodeled 4-piece bathroom includes wonderful heated floors, modern vanity & fixtures, and an upgraded bathtub! Downstairs, the finished basement is a private haven, featuring a recreation room ideal for entertainment, family relaxation, movie/game nights. And, an additional bedroom/nanny's suite includes a 3-piece ensuite & laundry. Outside, the serene professionally-landscaped backyard showcases a deck with glass railing, and a stunning patio space. Additional home features: newer boiler, 2 heat pumps (newer), newer gas fireplace, newer windows, upgraded basement with multiple custom built-in closets.

Excellent opportunity for investors, builders, and developers in a prime North York location. This property offers strong long-term redevelopment potential, whether held as a rental or explored for future construction. The lot presents the possibility for redevelopment subject to city approvals, with potential for townhouse development. The surrounding area continues to experience active intensification, making this a strategic acquisition for those seeking future upside. The property may also benefit from potential land assembly with neighbouring parcels, further enhancing redevelopment options. Conveniently located near Bayview Avenue, transit, schools, and amenities. A rare chance to secure a well-positioned parcel in an established neighbourhood with strong growth fundamentals.

Your Private Waterfront Oasis in the Heart of the City. Experience the rare pleasure of a Muskoka lifestyle without the gruelling commute. This magnificent Mimico waterfront residence offers the crown jewel of urban living: your very own private beach. Spend your summers on a pristine, three-year-old deck, soaking in breathtaking, unobstructed views of Lake Ontario that make "driving to the cottage" a thing of the past.This property is a versatile gem brimming with potential. Whether you choose to move in and revitalize the existing charm with your personal touch, secure a high-demand rental, or clear the canvas to build your custom architectural masterpiece, the value of this lakeside lot is unmatched. The home is offering a golden opportunity for visionaries to claim one of Toronto's most coveted shorelines.The location perfectly balances tranquility with urban energy. You are steps away from vibrant parks, tennis courts, and local marinas, with Mimico's best shops and dining right around the corner. With downtown Toronto just a short drive away, you can enjoy the peace of the waterfront and the pulse of the city in the same afternoon.

The Lifestyle: Steps from it All! Boasting a near-perfect transit and bike score, you are steps from the city's best. Walk to the University of Toronto, world-renowned hospitals, and the bespoke shops and cafes nearby. On weekends, immerse yourself in the vibrant energy of Kensington Market and the artisanal dining of College Street.Historic Charm Meets Modern Potential: Experience the best of Toronto living in this exquisite 1890s detached Victorian home, nestled on a quiet, tree-lined street in the heart of the South Annex. Currently configured as a duplex, this residence blends historic soul with modern urban comfort. Whether you are looking for a blue-chip income property or the ultimate canvas for a luxury single-family conversion, this property offers a rare footprint in an unbeatable location.The Space: Light, Height, and Versatility. The upper residence is a showstopper, featuring an airy open-concept layout defined by soaring ceilings and dramatic cathedral peaks. The third-floor primary suite offers a "loft-in-the-city" vibe, complete with a large walk-out deck-a private sanctuary for morning coffee or evening sunsets. The main floor currently features a bedroom and a bright living room, which can easily be converted into a second bedroom to maximize rental yield or living space. With recently updated shingles and spacious bathrooms, the home provides a solid foundation for your personal vision.The Opportunity: Expand and Reimagine. Set on a deep, detached lot, this property is a visionary's dream. Explore the significant potential for a rear addition to create a modern masterpiece or capitalize on the rare 2-3 car laneway parking. In a neighbourhood where parking is at a premium, having space for multiple vehicles is a true luxury and a massive value-add for any future renovation or garden suite potential.Historic beauty meets modern elegance. Your South Annex legacy starts here!

This is a dream home for a family that's looking for a great location, location, location! Daily errands do not require a car, making it a walker's paradise. This charming & cozy-as-can-be Sunnylea cottage, sits pretty on a 50' lot with an award-winning English garden & in-ground pool that's ready for right now! The inside is a delight with a main floor that offers a versatile layout, featuring a spacious living/dining room with wood-burning fireplace, den, office, full bathroom, plus an eat-in kitchen (with heated floor) overlooking the back yard & pool. Upstairs to 3 bedrooms & bath. This is a solid & well cared-for home with many updates & renovations. You will love the urban setting, 5 minutes to subway, Kingsway shops, delis, coffee shops, dining, pubs & our own cinema. It's also a short walk to Sunnylea Junior School, where you will meet lots of friendly people along the way. 20 minutes to financial/theatre districts & airports & home to some of Toronto's best golf. Comes with garage & good parking.

Exceptional opportunity in one of Toronto's most desirable west-end enclaves, this beautifully updated detached home sits on an expansive 36-foot-wide lot, offering the perfect balance of move-in ready comfort and future potential. Ideally located just steps from High Park, Bloor West Village, and Roncesvalles, enjoy an unmatched lifestyle with parks, cafés, boutiques, and transit all within easy reach. A stately full brick exterior delivers strong curb appeal, while new front steps and an interlock patio create a private, tree-lined outdoor retreat. Inside, a bright vestibule with a solid wood door, oversized windows, and arched transom welcomes you with warmth and natural light. The brand new custom kitchen features sleek knife-edge cabinetry, Corian countertops with matching backsplash, premium Bosch appliances, under cabinet lighting, and thoughtfully integrated storage. Generous principal rooms provide excellent scale for both everyday living and entertaining, complemented by original wood doors and trim. The primary suite offers a walk-in closet and a renovated 3-piece ensuite with a frameless glass rain shower and custom vanity, along with an attached sunroom ideal for a home office, nursery, or sitting area. A bright third-level loft adds flexible living space as a bedroom, office, or family lounge, while the unfinished basement with a separate entrance presents outstanding potential to expand or create an income suite. With two renovated bathrooms, fresh paint throughout, new eavestroughs and downspouts, and rare parking for two via a detached garage and rear pad, this move-in ready home offers the opportunity to personalize and add value over time. Offers considered anytime.

Prime Location, Unmatched Lifestyle, Exceptional Opportunity! Nestled In One Of Toronto's Most Prestigious And Highly Desirable Neighbourhoods, This Rare Offering Places You In The Heart Of Top-Ranked Schools, Premium Transit Access, Major Highways, Beautiful Parks, Upscale Shopping, Fine Dining, And Every Essential Amenity For Convenient Modern Living. Surrounded By Luxury Multi-Million Dollar Homes, This Grand, Well-Cared-For Bungalow Presents Endless Potential - Renovate And Customize Your Dream Home, Or Build A Magnificent Custom Estate In A Prime, High-Demand Location Where Prestige, Convenience, And Long-Term Value Meet.

Great Rental Apt Development Opportunity In The Dynamic Highland Creek Community! We Sell W ZAP in your hand to create 20 Rental unit . Zoning certificate included in the price. Get the permit and have 90% construction loan From CMHC(Some condition Applies).At the final after occupancy you can have mortgage from CMHC with less than the market rate and be owner with $ 0 on the property. Great investment property. The Pac meeting with city on Nov18 has been done.

Welcome to 83 Larkfield Dr. - A Rare Gem in Toronto's Prestigious Banbury Neighborhood.Discover the perfect blend of elegance, comfort, and lifestyle at 83 Larkfield Dr. This recently fully renovated residence sits on a remarkable 67' x 119.65' lot, expanding to 88' at the rear, offering an exceptional backyard oasis framed by mature trees with an in-ground pool. With great custom potential, this home offers the opportunity to personalize and elevate every detail to your taste.Step inside to a sophisticated layout featuring a grand combined living and dining area with soaring 13-foot ceilings and seamless access to the lush garden. The bright, chef-inspired eat-in kitchen boasts a centre island and abundant natural light, perfect for entertaining or casual family living. Upstairs, three well-appointed bedrooms provide comfort and privacy, while the fully finished lower level offers versatile living space for recreation, media, or a home office.Nestled in the vibrant Banbury-Don Mills community, this home combines tranquility with convenience. Enjoy close proximity to Banbury Community Centre, Windfields Park, and Rippleton Park, as well as premier shopping at Shops at Don Mills, the Toronto Botanical Gardens, grocery stores, and more. Perfectly designed for families and nature enthusiasts alike, 83 Larkfield Dr. is a private sanctuary with unrivaled potential in one of Toronto's most sought-after neighborhoods.

Located in the heart of Moore Park, 180 Moore Avenue sits on a wide 35 x 144 ft lot directly across from Moorevale Park, offering a rare blend of space, natural light, and an exceptional family-friendly setting. This well-maintained detached home features a thoughtful layout with generous principal rooms, creating an ideal environment for both everyday living and entertaining.The main floor offers a bright and inviting living room anchored by a fireplace and custom built-ins, seamlessly flowing into a separate dining area with walk-out access to a private terrace and beautifully landscaped garden. The kitchen is both functional and well-appointed, with ample storage, modern appliances, and a walk-out to the rear yard, making indoor-outdoor living effortless. Upstairs, the home features three spacious bedrooms, including a generously sized primary retreat with multiple closets and south-facing light. A beautifully renovated family bathroom is designed for comfort, complete with double vanities, a soaker tub, and a glass-enclosed shower. The additional bedrooms offer flexibility for growing families, guest space, or a dedicated home office.The lower level expands the home's functionality with a large recreation space that can easily serve as a media room, playroom, or fourth bedroom, along with a powder room, dedicated laundry area, and extensive storage throughout.A rare attached garage with private drive parking further enhances convenience, while the home's position directly across from Moorevale Park, the Moore Park Tennis Club, and top-rated schools places it within one of Toronto's most sought-after neighbourhoods. Surrounded by ravines, green space, and excellent transit access, this is a unique opportunity to own a well-located family home in a highly established community.

Great Central North York Location! This House Has Open Concept Layout, Updated Kitchen W/Backsplash And Ceramic Floors, Hardwood Floors Throughout The Main Level, Fully Upgraded Basement W/New Vinyl Floors, Freshly Painted Throughout, Additional Parking At The Back, Steps To Subway, Shopping And Entertainment, Great Residential/Commercial Opportunity For Developers And Rent.

Welcome To The Newly Renovated From Top To Bottom 3+1Br Bungalow Nestled On A Quiet, Highly Sought-After Cul-De-Sac! This Property Blends Refined Modern Living With Exceptional Future Potential. Set On Approx. 11,000Sf Of Land And Backing Onto Open Green Space With No Rear Neighbors, The Property Delivers A Level Of Privacy And Tranquility Seldom Found In The City. This Updated Home Features A Bright And Spacious Kitchen With Quartz Countertops, Sleek Cabinetry, And Modern Finishes Throughout. Enjoy Laminate Flooring Across The Whole House, Stylishly Updated Bathrooms, And A Fully Finished Basement With An Additional Bedroom - Perfect For Extended Family Or Rental Income Potential. Step Into Your Own Private Retreat With A Stunning South-Facing, Park-Like Backyard Offering Unobstructed Views - Ideal For Relaxation Or Entertaining. Surrounded By Multi-Million-Dollar Homes And Located Next To Toronto's Prestigious Bridle Path Neighborhood, This Is A Rare Opportunity To Own In An Elite Enclave. Conveniently Located Just Steps To Shops At Don Mills, Edwards Gardens, York Mills Gardens, Banbury Community Centre, Windfields Park, Local Parkettes, And TTC Access. Families Will Appreciate Proximity To Top-Ranking Public, Private, And Catholic Schools. With Quick Access To Hwy 401 And The DVP, And Only A 20-Minute Drive To Downtown Toronto, Commuting Is Effortless. Move In And Enjoy As-Is, Generate Rental Income, Or Build Your Dream Home On This Exceptional Lot. Whether You Are An End User, Investor, Or Developer, This Is A Rare Offering You Won't Want To Miss!

Prime Location - 2 Car Garage Detached House with 3+1 Bdrm in Lawrence Park ! Updated interior w/Hardwood flooring & pot lights throughout. Modern kitchen with Extended Cabinet & Valance Lighting, Quartz Countertop, Backsplash & S/S Appliances. Oak Staircase with Skylight on Upper. 3 Bedrooms with newer 3 pcs Bath. Finished Basement with Separate Entrance, Open Office, the 4th Bdrm Combined with Rec. Large Deck & Fully landscaped Backyard access to Garage. Close to Public Transit & Plazas. Walking distance to Havergal & Lawrence Park CI, Parks & Trails. Close to Top Ranking private schools, TFS, BSS, UCC, Crescent School & more! Short Distance to Hwy 401 & DVP. **High Ranking Public Schools: John Wanless Junior Public School (161/3052)** Lawrence Park CI (15/747)**

Located On A Quiet And Much Sought-After A Park-Like Yard With Extensive Landscaping, This Charming And Sun-filled Detached Home Nestled On Child-Safe Cul-De-Sac, On A 60 ft Wide Lot. Warm And Inviting Home Features Functional Layout With Large Windows. Upgraded Flooring, Fresh Paint Throughout. Pot Lights, Crown Moulding. This Charming Well-Maintained, 3 Bdrm, Raised Bungalow Offers Many Upgrades. Furnance Replaced 2025, AC 2025, Mostly New Windows 2011, Hot Tub In Rear Yard 2012(As is), Granite Counters In Kitchen. Walk To Edwards Gardens, Excellent School District. Finished Basement With Lots Of Natural Light, Open Concept Living/Dining Room With Large Picture Window.

Welcome to 118 Lansdowne Avenue, a timeless Victorian residence ideally situated on the border of two iconic Toronto neighbourhoods, Parkdale and Roncesvalles. Surrounded by vibrant cafés, boutique shopping, acclaimed restaurants, convenient transit and Gardiner Expressway access, this location offers the perfect balance of urban energy and community charm. This fully detached, two-storey brick home immediately captivates with its classic curb appeal, highlighted by a spacious covered front porch and inviting front foyer. Inside, rich character and thoughtful updates blend seamlessly throughout. Soaring 10-foot ceilings, hardwood flooring, refurbished high-profile baseboards and elegant mouldings create a warm and sophisticated atmosphere. Designed for both everyday living and entertaining, the expansive principal rooms flow effortlessly from one to the next while maintaining their own unique character. The newly renovated chef's kitchen is a standout feature, complete with custom two-tone hardwood cabinetry, quartz countertops, stainless steel appliances, and a deep farmhouse sink. At the rear of the home, a sun-filled family room addition offers the perfect gathering space, with a walkout to the beautifully landscaped yard featuring a large garden shed and private laneway parking. Upstairs, three generously sized bedrooms provide exceptional comfort and storage, all centred around a newly renovated four-piece bathroom. An additional versatile room offers the ideal space for a nursery, home office, or reading retreat. The unfinished basement presents abundant storage and exciting future potential for customization. Lovingly maintained and tastefully updated throughout, this exceptional home is ready to welcome its next chapter with your family. (Other pertinent items include: Second parking spot available based on a "verbal agreement" with the neighbours, Furnace 2024, AC 2016, Flooring 2022, Shingles 2018, Flat Roof 2011, French Immersion programs at both schools)

Nestled in one of the most prestigious and established pockets of The Kingsway, this elegant family residence offers a rare blend of old-world charm and contemporary living in one of Toronto's most sought-after neighbourhoods. Set on a deep, beautifully landscaped lot with mature trees, lush greenery, and a serene backyard pond, the property provides a private retreat with a desirable west-facing exposure, ideal for enjoying sunny afternoons and evening sunsets. Thoughtfully designed across two spacious levels, the home offers exceptional flexibility for families, multi-generational living, or those seeking both comfort and function. A standout feature is the office extension above the garage, creating a quiet, light-filled workspace. Inside, a welcoming formal dining room is perfect for hosting, while the open-concept living area offers an inviting space for everyday living and entertaining. The finished lower level adds versatility with a recreation area, nanny suite potential, and a mini wine cellar. French doors lead to a cedar deck overlooking the expansive backyard oasis, where the pond and surrounding greenery create a peaceful, nature-filled setting. This property also offers tremendous potential for a future new build, with grandfathered proximity to the property line providing added flexibility. Located within the highly desirable Lambton-Kingsway School District and within walking distance to LKS, the home is surrounded by quiet, tree-lined streets that define the neighbourhood's charm. Enjoy being just a 5-minute walk to the Humber River trails, close to subway and transit options, and with easy access to major roadways and the airport. A rare opportunity to secure a property that combines location, lot depth, natural beauty, and long-term potential.

Imagine coming home every day to your dream house in coveted North Rosedale. Reimagined for modern living & ideally priced at an entry level to one of Toronto's most prestigious neighbourhoods, this detached, fully renovated home offers unbeatable quality and value. Quietly tucked on a dead-end street, 6 Jean St. offers the rare combination of thoughtful design, turnkey condition, & an unbeatable lifestyle w/ amazing neighbours and community that is enduring & welcoming. Taken down to the studs & completely rebuilt in 2014 by Bravehart Building, this home blends timeless character with a clean, contemporary edge. Inside, the main floor is bright, open, & designed for how people live today. A large living rm with bay windows, a Stuv wood-burning fireplace, & custom built-ins flows effortlessly into an oversized dining area & a sleek, fully equipped kitchen w/ Caesarstone counters, marble backsplash, & a full suite of built-in KitchenAid appliances, incl: a gas cooktop & wine fridge. Luxury Pella doors open to a private backyard w/ a cedar deck-perfect for summer nights & easy entertaining. Upstairs has three generously sized bedrooms, including a primary suite w/ custom closets & a spa-inspired ensuite w/heated floors. A versatile third-floor loft creates the ideal fourth bedrm, home office, or creative space. The lower level, renovated in 2022, is bright w/ amazing play space for kids, featuring above-grade windows & flexible options for the entire area! The location truly sets this home apart. Walk to Rosedale & Chorley Park in minutes & down to the Evergreen Brick Works for the farmers market each week or simply stroll to Summerhill Market & all the shops in the stretch. Steps to the city's best public schools of Whitney P.S. or O.L.P.H or minutes to Branksome Hall or the TTC w/ easy access to York, U.C.C, R.S.G.C and more, this turnkey, design-forward home is an incredibly smart entry into Rosedale - truly the perfect move!

Welcome to 63 Hopperton Dr, A Rarely Offered 4+1 Bedroom Backsplit House In The Prestigious St. Andrew-Windfields Community Of North York. This Bright Family Home Sits on a Generous Lot, Surrounded by Multi-million Dollar Residences, Offering Exceptional Potential for End-users, Investors, Builders, or Renovators Alike. House Provides Comfortable Living With the Option to Move in as-is, Renovate to Suit Your Taste, or Build Your Dream Home in ONE of Toronto's Most Sought-after Neighbourhoods.***Newly Renovated Kitchen & Washrooms**Ideally Located Within Top-ranking School Boundaries Including Dunlace P.S. (French Immersion), Windfields J.H.S., and York Mills Collegiate Institute. Enjoy The Convenience of Being Just Steps to Parks, Tennis Clubs, and Transit, With a Short Drive to Highway 401, Bayview Village, and Premier Amenities Such as the Granite Club and Toronto French School.a Rare Opportunity to Secure a Premium Property in an Established, Family-friendly Enclave With Endless Future Potential.